@Albert A.One reason the house hack is so great is that you don't need to break even.

If the project qualifies, there are some additional tax breaks on the income and sales tax.

I don't want to break any of the rules so I'm not sure if this is allowed here on the forums.

Be sure to check out our teams zip code break down on our podcasts and it will give you some great detailed information on each zip code. 

'Investing in Real Estate Private Equity' by Sean Cook is a great intro level book, that assumes you know nothing about the syndication space but it doesn't treat you like an idiot either, it takes you along and educates you2. higher level is "CRE analysis and investments" , a textbook by Geltner et al. which I loved, breaks down all aspects of CRE, how to underwrite etc. 3. lots of online stuff helpful too, like The Real Estate Syndication Show, recent episode belowOver 100 Passive Investments and Lessons Learned with Joe Fairless (youtube.com)4.

If they continue to smoke in the apartment, you have grounds to file for eviction due to them breaking the terms of the lease.

Get a break here and there on  repairs absolutely.

Sure you can rent the equipment and do it yourself , but Its back breaking work . 

After factoring in the repairs and the operating costs it would be difficult to break even right now. 

Interest rates and insurance premiums are breaking some deals.For your cash flow estimates you should double or triple your estimate for insurance and see if the deal still works for you.